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Property profile & analytics
FOR LEASE
Office buildings
1595 Moseley Rd Victor, NY 14564-9632
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-2484062
For Lease
1 / 2
Contact for pricing
1595 Moseley Rd, Victor, NY 14564-9632
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
22,679 SF
Lot
3.57 ac (155,509 SF)
Zoning code
RESTRC BUS
APN
264489 193.02-1-8.211
UPID
US63-2484062
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dixon Schwabl + Company Marketing & Advertising (Bike/Boat/Book/etc) Store
-
45 Fathoms Studios Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.80M
Comparable Approach
Comparable
$3.12M
Blend (final)
Blend
$2.58M
Owner & transaction history
Chosen Spot LLC · 14 yrs held
Chosen Spot LLC
since 2012
6 recorded transactions
Zoning & alternative use
RESTRC BUS · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+30.4%
Auto repair, garage
$2.6M
+25.9%
Commercial (general)
$2.2M
+6.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Victor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victor submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,035,000
6.5%
$2,800,000
7%
$2,600,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,045,000
Current use
RESTAURANT
$2,665,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,575,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,185,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$2.58M
Range $2.32M – $2.84M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$114 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$3,605,000
Assessed 2023
Previous assessed
$3,605,000
+0.0% YoY
Assessed land
$700,000
Assessed improvement
$2,905,000
Land market value
$985,922
Improvement market value
$4,091,578
Total market value
$5,077,500
Applied tax rate
324,801.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
22,679 SF
Lot
3.57 ac (155,509 SF)
Zoning code
RESTRC BUS
APN
264489 193.02-1-8.211
UPID
US63-2484062
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Victor, NYZoning RESTRC BUS · permitted uses
RESTRC BUS · Victor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
3.57 ac
Current owner
From public records · entity-resolved
Chosen Spot LLC
Entity
Free & Clear · 14 yrs held
Mailing address
1595 MOSELEY RD, VICTOR, NY 14564-9632
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2016
—
Chosen Spot LLC
—
Deed
related
$4,500,000 · Canandaigua Nat'l Bk&tr
Dec 7, 2015
—
Chosen Spot LLC
—
Grant Deed
related
$1,800,000 · Canandaigua Nat'l Bk&tr
Feb 10, 2012
—
Chosen Spot LLC
County Of Monroe Indl Dev Agcy
Grant Deed
related
—
—
—
Chosen Spot LLC
—
Loan Modification
related
$1,665,000 · Canandaigua Nat'l Bk&tr
—
—
Chosen Spot LLC
—
Loan Modification
related
$4,500,000 · Canandaigua Nat'l Bk&tr
—
—
Chosen Spot LLC
—
Loan Modification, Consolidation And Extension
related
$4,500,000 · Canandaigua Nat'l Bk&tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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